Quick answer: The core checklist: (1) the complete registered sale deed chain up to the current owner; (2) encumbrance certificate (EC) for 13-30 years showing no loans or disputes; (3) occupancy certificate (OC) and sanctioned plan for the building; (4) latest property tax receipts and electricity bills in the seller’s name; (5) society NOC and maintenance dues clearance; (6) seller identity and, if inherited property, legal heir documents.
For mortgaged flats, take the bank’s loan closure letter and original documents at registration. A lawyer’s title opinion costs little compared to what it protects – never skip it on resale purchases.
Where do I get each document, and what is a red flag?
| Document | Where to get or verify it | Red flag |
|---|---|---|
| Sale deed chain | Seller’s originals; certified copies from the Sub-Registrar office (SRO) | Gaps in the chain, photocopies only, or a link that is only a GPA or unregistered agreement |
| Encumbrance certificate | Telangana registration portal (registration.telangana.gov.in); online records generally go back to 1983 | Undisclosed mortgages, a sale to someone else, or court attachments |
| OC and sanctioned plan | Seller/society; GHMC or HMDA records | No OC, or extra floors/flats beyond the sanctioned plan |
| Property tax | GHMC or the local municipality’s online records | Arrears, or the assessment in someone other than the seller |
| Electricity bill | TGSPDCL bill/consumer number | Name mismatch with no explanation |
| Society NOC and dues | Association office | Disputed dues, or an association that refuses the NOC |
| Loan closure | Seller’s bank | Seller cannot produce the originals, or there is no closure plan at registration |
How do I check the EC and title online in Telangana?
- On the registration portal, search the EC by document number and year, or by house/flat number, for the right SRO. Set the period to cover at least the length of the sale deed chain.
- Match every transaction on the EC to a deed the seller has given you. Anything you cannot match needs an explanation in writing.
- If the building stands on land that was once agricultural, ask your lawyer to also check land records on Bhu Bharati (bhubharati.telangana.gov.in), the portal that replaced Dharani in 2025.
- Check that the property is not on the government’s prohibited properties list (Section 22-A of the Registration Act). In September 2026 the state allowed registration of some listed properties that hold valid layout or building approvals. Your lawyer should confirm how this applies to your flat.
What extra checks apply to older or smaller buildings?
Older standalone buildings in central Hyderabad sometimes have deviations from the sanctioned plan, missing OCs, or ownership chains that pass through a General Power of Attorney. A GPA does not transfer title. Read is GPA property safe to buy? before accepting one in the chain. For flats in newer projects completed after 2017, also check the project on TG-RERA. The project page shows approvals and the promoter’s details – see how to check RERA registration.
What will registration cost me as the buyer?
In Telangana municipal areas, a sale deed attracts 5.5% stamp duty, 1.5% transfer duty and 0.5% registration fee, a total of 7.5%. This is charged on the higher of the agreed price or the government market value, according to the registration department’s ready reckoner. Government market values were revised upward from June 2026, so recheck the value for your flat. See registration charges in Telangana. Buyers may also have to deduct TDS on the sale price. Check current rules on incometax.gov.in, especially if the seller is an NRI.
What should happen on registration day?
- Loan closure first: if the flat is mortgaged, the seller’s bank should be paid directly from your funds or your loan. In return, the bank hands over the original documents and a closure letter at or before registration.
- Payments by bank transfer: every payment to the seller should appear in the sale deed and in bank records. Avoid cash components.
- All owners present: every co-owner named in the title must sign, or be represented by a valid registered power of attorney.
- Collect originals: the full chain of original deeds, the society share certificate if any, and utility and tax records for transfer.
- After registration: apply to transfer the property tax assessment, the electricity connection and society membership into your name.
Frequently asked questions
How many years of EC should I check?
At least long enough to cover the full ownership chain. Lawyers often ask for 30 years. The online system covers records from about 1983, and older periods may need an SRO visit.
What if the seller has lost the original sale deed?
Get a certified copy from the SRO. Ask for a police complaint about the loss, and consider a public notice in newspapers. Banks may still be cautious, so ask your lender early.
Can I buy a resale flat without an OC?
It is risky. Without an OC, loans, utility connections and later resale can all become harder, and there may be regularisation costs. Get a lawyer’s view before you go ahead.
Who pays the society transfer charges?
There is no fixed rule. It depends on the association’s bye-laws and what buyer and seller agree. Put it in the sale agreement.
Shortlisted a resale flat? Post your requirement and a verified Broker Network broker can help you collect documents and coordinate a title check anywhere in Hyderabad. Or ask us on WhatsApp.
